HomeMy WebLinkAbout2022-02-24 ACHD Development Semieex Department
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-to Project/File: Aviator Subdivision / K8PP22_0002/ H_2021_0096
This is o conditional use and preliminary plat application to allow for the development
of75 residential units on 9.9 acres.
Lead Agency: City ofMeridian IL
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Site address: Parcel #81210325B517.
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N Black Cat Road
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Staff Approval: February 10. 2022
Applicant: Bronze Bow Land
Jadon Schneider
3625 N Carr Lane r ~
Garden City, |[� �3714
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Staff Bnanna Garny �-�� ' '�A
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Phone�� 387-8346
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1 Description of Application: The applicant is requesting approval Of @ conditional use and
preliminary plat to allow for the development of3O multi-family attached tovvnhornao. 1 single family
lot, and SfOupp|ex buildings on 9.0 acres.
The applicant's proposal is not consistent with the City of K8eridion'S Comprehensive Plan which
designates this area os Medium-High Density Residential.
2' Description of Adjacent Surrounding
Direction I Land Use Zoning
North Medium Density Residential RUT
South Medium-High Density Residential and Industrial WE & RUT
East Medium-High Density Residential RUT
West Medium-High Density Residential R-15
3' Site History: ACHD previously reviewed this site onyNER18-OOO2 / H-2O1O-OO48in June 2O18.
The requirements of this staff report have been updated 0oreflect the current proposal for the site.
4' Transit: Transit services are available to serve this site via routeo4O and43.
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yNPP22-0002/ H-2021-0098
5. Pathway Crossings: United States Access Board R304.5.1.2 Shared Use Paths. In shared use
paths, the width of curb ramps runs and blended transitions shall be equal to the width of the shared
use path.
AASHTO's Guidelines for the Development of Bicycle Facilities 5.3.5 Other Intersection
Treatments: The opening of a shared use path at the roadway should be at least the same width
as the shared use path itself. If a curb ramp is provided, the ramp should be the full width of the
path, not including any flared sides if utilized. . . . Detectable warnings should be placed across the
full width of the ramp.
FHWA's "Designing Sidewalks and Trails for Access" (1999) reflected common ADA-related
concepts: Chapter 6, Page 16-6: The width of the ramp should be at least as wide as the average
width of the trail to improve safety for users who will be traveling at various speeds. In addition, the
overall width of the trail should be increased, so the curb ramp can be slightly offset to the side.
The increased width reduces conflict at the intersection by providing more space for users at the
bottom of the ramp.
6. New Center Lane Miles: The proposed development includes 0.4 centerline miles of new public
road.
7. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building
permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that
time. The impact fee assessment will not be released until the civil plans are approved by ACHD.
8. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP):
• Black Cat Road is listed in the CIP to be widened to 5-lanes from Franklin Road to Cherry
Lane between 2031-2035.
• Black Cat Road is listed in the CIP to be widened to 5-lanes from Overland Road to Franklin
Road between 2036 to 2040.
• Franklin Road is listed in the CIP to be widened to 5-lanes from McDermott Road to Black Cat
Road between 2026-2030.
9. Roadways to Bikeways Master Plan: ACHD's Roadways to Bikeways Master Plan (BMP) was
adopted by the ACHD Commission in May of 2009 and was update in 2018. The plan seeks to
implement the Planned Bicycle Network to support bicycling as a viable transportation option for
Ada County residents with a wide range of ages and abilities, maintain bicycle routes in a state of
good repair in order to ensure they are consistently available for use, promote awareness of existing
bicycle routes and features and support encouragement programs and to facilitate coordination and
cooperation among local jurisdictions in implementing the Roadways to Bikeways Plan
recommendations.
The BMP identifies Black Cat Road as a Level 3 facility and Franklin Road as a level 2 facility that
will be constructed as part of a future ACHD project. The applicant will construct the new collectors
consistent with the MSM and the Roadways to Bikeways Master plan.
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 508 vehicle trips per day; 39 vehicle
trips per hour in the PM peak hour, based on the Institute of Transportation Engineers Trip
Generation Manual, 11t" edition.
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MPP22-0002/ H-2021-0096
2. Condition of Area Roadways
Traffic Count is based on Vehicles per hour(VPH)
Roadway Frontage Functional PM Peak Hour PM Peak Hour
Classification Traffic Count Level of Service
Black Cat Road 0-feet Minor Arterial 474 Better than "E"
Aviator Street 823-feet Collector N/A N/A
• Acceptable level of service for a two-lane minor arterial is "E" (575 VPH).
• Acceptable level of service for a two-lane collector is "D" (425 VPH).
3. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts.
• The average daily traffic count for Black Cat Road north of Franklin Road was 9,537 on
10/05/2021.
• There are no current traffic counts for Aviator Street.
C. Findings for Consideration
1. Ten Mile Specific Area Plan (TMISAP)
The transportation element of the TMISAP is to guide transportation decisions in the Ten Mile
Interchange Area. It was developed concurrently with the Land Use and Design Elements and has
been designed to preserve the integrity of the arterial road system and the Ten Mile interchange;
provide for the use of public transit; enhance pedestrian and bicycle mobility and accessibility; and
create transportation infrastructure and promote land use patterns that encourage the sustainable
use of resources and reduces demands on natural resources.
The TMISAP recommends the construction of an east/west collector roadway located at the site's
south property line.
2. Aviator Street
a. Existing Conditions: Aviator Street does not exist abutting the site, but stubs to the site's west
property line and is improved with 2-travel lanes and no curb, gutter and sidewalk abutting the
western portion of the site. Aviator Street terminates in an offset temporary turnaround on the
site. There is 55-feet of right-of-way for Aviator Street (28-feet from centerline)west of the site.
b. Policy:
Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for
improving all collector frontages adjacent to the site or internal to the development as required
below, regardless of whether access is taken to all of the adjacent streets.
Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector
street is designated with a typology on the Master Street Map, that typology shall be considered
for the required street improvements. If there is no typology listed in the Master Street Map,
then standard street sections shall serve as the default.
Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard
right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the location
and width of the sidewalk and the location and use of the roadway. The right-of-way width may
be reduced, with District approval, if the sidewalk is located within an easement; in which case
the District will require a minimum right-of-way width that extends 2-feet behind the back-of-
curb on each side.
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The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically
accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike
lanes.
Residential Collector Policy: District policy 7206.5.2 states that the standard street section
for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District
will consider a 33-foot or 29-foot street section with written fire department approval and taking
into consideration the needs of the adjacent land use, the projected volumes, the need for
bicycle lanes, and on-street parking.
Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalk at least 5-feet wide to
be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide between
the back-of-curb and street edge of the sidewalk is required to provide increased safety and
protection of pedestrians. Consult the District's planter width policy if trees are to be placed
within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of
7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Half Street Policy: District Policy 7207.2.2 required improvements shall consist of pavement
widening to one-half the required width, including curb, gutter and concrete sidewalk (minimum
5-feet), plus 12-feet of additional pavement widening beyond the centerline established for the
street to provide an adequate roadway surface, with the pavement crowned at the ultimate
centerline. A 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway
storm runoff shall be constructed on the unimproved side.
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway
features required through development. This segment of Aviator Street is designated in the
MSM as a Towncenter Collector with 2-lanes and on-street bike lanes, a 36-foot street section
within 54-feet of right-of-way.
c. Applicant Proposal: The applicant is proposing to remove the existing temporary turnaround
to extend Aviator Street into the site. The applicant is proposing to construct Aviator Street as
a 35-foot wide street section with curb, gutter, and a 10-foot wide landscape buffer on the north
side and curb, gutter, and 5-foot wide attached sidewalk on the south side within 55-feet of right-
of-way.
d. Staff Comments/Recommendations: The applicant's proposal to remove the existing
temporary turnaround to extend Aviator Street into the site meets District policy.
The applicant's proposal to construct Aviator Street as a 35-foot wide street section with curb,
gutter, and a 10-foot wide landscape buffer on the north side and curb, gutter, and 5-foot wide
attached sidewalk on the south side within 55-feet of right-of-way does not meet the District's
Residential Collector policy and should not be approved.
The applicant should be required to remove the existing temporary turnaround and extend
Aviator Street into the site as a 36-foot wide collector street section with vertical curb, gutter,
and 5-foot wide detached or 7-foot wide attached concrete sidewalk.
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The applicant should be required to dedicate additional right-of-way to extend to 2-feet behind
the back of sidewalk or reduce the right-of-way to 2-feet behind the back of curb and provide a
permanent right-of-way easement for Aviator Street.
3. Internal Local Streets
a. Existing Conditions: There are no local roadways within the site.
b. Policy:
Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for
improving all local street frontages adjacent to the site regardless of whether or not access is
taken to all of the adjacent streets.
Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths
for all local streets shall generally not be less than 47-feet wide and that the standard street
section shall be 33-feet (back-of-curb to back-of-curb).
Standard Urban Local Street-33-foot Street Section and Right-of-way Policy: District
Policy 7207.5.2 states that the standard street section shall be 33-feet (back-of-curb to back-of-
curb)for developments with any buildable lot that is less than 1 acre in size. This street section
shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall
typically be constructed within 47-feet of right-of-way.
Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a
street in an approved preliminary plat, which ends at a boundary of a proposed development
shall be extended in that development. The extension shall include provisions for continuation
of storm drainage facilities. Benefits of connectivity include but are not limited to the following:
• Reduces vehicle miles traveled.
• Increases pedestrian and bicycle connectivity.
• Increases access for emergency services.
• Reduces need for additional access points to the arterial street system.
• Promotes the efficient delivery of services including trash, mail and deliveries.
• Promotes appropriate intra-neighborhood traffic circulation to schools, parks,
neighborhood commercial centers, transit stops, etc.
• Promotes orderly development.
Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is
required on both sides of all local street, except those in rural developments with net densities
of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot
frontage, in which case a sidewalk shall be constructed along one side of the street. Some local
jurisdictions may require wider sidewalks.
The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least
8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to
provide increased safety and protection of pedestrians and to allow for the planting of trees in
accordance with the District's Tree Planting Policy. If no trees are to be planted in the parkway
strip, the applicant may submit a request to the District, with justification, to reduce the width of
the parkway strip.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
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of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
c. Applicant Proposal: The applicant is proposing to construct the internal local streets as 33-
foot wide local street sections with curb, gutter, an 8-foot wide planter strip, and 5-foot wide
concrete sidewalk within 59-feet of right-of-way.
d. Staff Comments/Recommendations: The applicant's proposal to construct the internal local
streets as 33-foot wide local street sections with curb, gutter, an 8-foot wide planter strip, and
5-foot wide concrete sidewalk within 59-feet of right-of-way meets District policy and should be
approved, as proposed.
The applicant should be required to dedicate additional right-of-way to extend to 2-feet behind
the back of sidewalk or reduce the right-of-way to 2-feet behind the back of curb and provide a
permanent right-of-way easement for all local streets within the site.
4. Santa Fe Drive
a. Existing Conditions: There are no local roadways within the site.
b. Policy:
Minor Local Street Policy: District policy 7207.5.2 states that a minor local street is defined
as a reduced width local street that provides direct lot access for residential uses, and in limited
circumstances, commercial or mixed use as described below.
Pavement Width and Curb Type: A minor local shall be constructed with a reduced width of
24-feet from back-of-curb to back-of-curb with curb and gutter. Where the minor local street is
utilized in a gridded street system with alleys, vertical curb shall be required and direct lot access
shall be restricted. Where the minor local street is utilized, with residential open space
scenarios, rolled curb or ribbon curbing (with an inverted crown), is allowed if access to the rear
of the parcels is provided from the minor local street.
Sidewalk and Right-of-Way: Five-foot wide concrete sidewalks are required on both sides,
unless as otherwise described below or approved by ACHD and the lead land use agency. The
sidewalk for this street section may be located within a permanent right-of-way easement. If
the sidewalk is located within an easement, the minimum right-of-way width for this street
section is 28-feet, to allow for 2-feet behind the back-of-curb on each side. Sidewalk may not
be required, or may be required on one side only as determined by the lead land use agency,
if the minor local street is used in residential areas where houses accessing the minor local
street are built with the front of the house (including the front door) facing the common or open
space lots that include a connected system of sidewalks or paved pathways and the lotting
pattern is mirrored on both sides of the street.
Parking: Parking is prohibited on both sides of this street section. "No Parking" signs are
required. Alternative parking for guests, visitors, auxiliary residential parking, and deliveries
shall be provided and shall be designated and located in coordination with the lead land use
agency. Typically, this parking will be provided via community parking spaces located within
walking distance of these types of residences. Walking distance shall be defined by the lead
land use agency.
Requirements:
• The maximum projected ADT is less than 400.
• The street connects to two other standard size streets.
• There is support from the lead land use agency (either from staff or Commission/
Council).
• Maximum block length of 600-feet.
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• No portion of a building shall be over 30-feet in height. If any portion of a building is over
30-feet in height, aerial fire apparatus is required and a 26-foot wide street is required
(International Fire Code Appendix D Section C105). However, a 26-foot wide street, with
a minimum right-of-way of 30-feet, is allowed if all other requirements for a minor local
street are met.
c. Applicant Proposal: The applicant is proposing to construct Santa Fe Drive as a 24-foot wide
minor local street sections with curb, gutter, and 5-foot wide concrete sidewalk. The applicant
is proposing to provide a permanent right-of-way easement to extend to 2-feet behind the back
of sidewalk.
d. Staff Comments/Recommendations: The applicant's proposal to construct Santa Fe Drive as
24-foot wide minor local street sections with curb, gutter, and 5-foot wide concrete sidewalk.
The applicant's proposal to provide a permanent right-of-way easement to extend to 2-feet
behind the back of sidewalk meets District policy and should be approved as proposed.
Parking is restricted on both sides of the 24-foot street section. The applicant should be required
to install "NO PARKING" signs on both sides of the street. Coordinate a signage program with
District Development Review staff.
Provide written approval from the appropriate fire department for the 24-foot street section.
5. Roadway Offsets
a. Existing Conditions: There are no existing roadways within the site.
b. Policy:
Collector Offset Policy:
District policy 7206.4.5, states that the preferred spacing for a new local street intersecting a
collector roadway to align or offset a minimum of 330-feet from any other street (measured
centerline to centerline).
Local Offset Policy: District policy 7207.4.2, requires local roadways to align or provide a
minimum offset of 125-feet from any other street (measured centerline to centerline).
c. Applicant Proposal: The applicant is proposing to construct Duplicate Avenue to intersect
Aviator Street approximately 160-feet east of the site's west property line (measured property
line to centerline).
The applicant is proposing to construct Stronghold Avenue to intersect Aviator Street 540-feet
east of the site's west property line.
The applicant is proposing to construct the internal local streets to align or offset by a minimum
of 125-feet.
d. Staff Comments/Recommendations: The applicant's proposal to construct Duplicate Avenue
to intersect Aviator Street 160-feet east of the site's west property line meets District policy and
should be approved, as proposed.
The applicant's proposal to construct Stronghold Avenue to intersect Aviator Street 540-feet
east of the site's west property line meets District policy and should be approved, as proposed.
The applicant's proposal to construct the internal local streets to align or offset by a minimum
of 125-feet meets District policy and should be approved, as proposed.
6. Stub Streets
a. Existing Conditions: Aviator Street stubs the site's west property line.
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b. Policy:
Stub Street Policy: District policy 7206.2.4.3 states that stub streets will be required to provide
circulation or to provide access to adjoining properties. Stub streets will conform with the
requirements described in Section 7206.2.4, except a temporary cul-de-sac will not be required
if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus
of the stub street stating that, "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS
STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE."
In addition, stub streets must meet the following conditions:
• A stub street shall be designed to slope towards the nearest street intersection within the
proposed development and drain surface water towards that intersection; unless an
alternative storm drain system is approved by the District.
• The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
Temporary Dead End Streets Policy: District policy 7206.2.4.4 requires that the design and
construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary cul-
de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac. The
developer shall grant a temporary turnaround easement to the District for those portions of the
cul-de-sac which extend beyond the dedicated street right-of-way. In the instance where a
temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the
easement and identified on the plat as a non-buildable lot until the street is extended.
c. Applicant Proposal: The applicant is proposing to continue Aviator Street through the site and
stub Aviator Street to the site's east property line approximately 83-feet north of the site's south
property line (measured property line to centerline).
d. Staff Comments/Recommendations: The applicant's proposal to continue Aviator Street
through the site and stub Aviator Street to the site's east property line approximately 83-feet north
of the site's south property line meets District policy. A temporary cul-de-sac is required as the
stub street is greater than 150-feet. The cul-de-sac should be paved and constructed with a
minimum turning radius of 50-feet, a temporary easement should be provided. In the instance
where a temporary easement extends onto a buildable lot, the entire lot should be encumbered
by the easement and identified on the plat as a non-buildable lot until the street is extended.
The applicant should install a sign at the terminus of the of the stub streets stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE."
7. Private Roads
a. Existing Conditions: There are no existing driveways within the site.
b. Policy:
Private Road Policy: District policy 7212.1 states that the lead land use agencies in Ada County
establish the requirements for private streets. The District retains authority and will review the
proposed intersection of a private and public street for compliance with District intersection
policies and standards. The private road should have the following requirements:
• Designed to discourage through traffic between two public streets,
• Graded to drain away from the public street intersection, and
• If a private road is gated, the gate or keypad (if applicable) shall be located a minimum of
50-feet from the near edge of the intersection and a turnaround shall be provided.
Driveway Location Policy: District policy 7207.4.1 requires driveways near intersections to be
located a minimum of 75-feet (measured centerline-to-centerline) from the nearest local street
intersection, and 150-feet from the nearest collector or arterial street intersection.
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Successive Driveways: District Policy 7207.4.1 states that successive driveways away from an
intersection shall have no minimum spacing requirements for access points along a local street,
but the District does encourage shared access points where appropriate.
Driveway Width Policy: District policy 7207.4.3 states that where vertical curbs are required,
residential driveways shall be restricted to a maximum width of 20-feet and may be constructed
as curb-cut type driveways.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7207.4.3, the applicant should be required to pave the driveway its full width and at least 30-feet
into the site beyond the edge of pavement of the roadway.
c. Applicant's Proposal: The applicant is proposing to construct a 25-foot wide private roadway to
intersect Stronghold Avenue approximately 152-feet and 341-feet north of Aviator Street
(measured centerline to centerline).
d. Staff Comments/Recommendations: The applicant's proposal to construct a 25-foot wide
private roadway to intersect Stronghold Avenue 152-feet and 341-feet north of Aviator Street
meets District policy and should be approved, as proposed.
If the City of Meridian approves the private road, the applicant shall be required to pave the private
roadway its full width and at least 30-feet into the site beyond the edge of pavement of all public
streets and install pavement tapers with 15-foot curb radii abutting the existing roadway edge. If
private roads are not approved by the City of Meridian, the applicant will be required to revise and
resubmit the preliminary plat to provide public standard local streets in these locations.
Street name and stop signs are required for the private road. The signs may be ordered through
the District. Verification of the correct, approved name of the road is required.
ACHD does not make any assurances that the private road, which is a part of this application, will
be accepted as a public road if such a request is made in the future. Substantial redesign and
reconstruction costs may be necessary in order to qualify this road for public ownership and
maintenance.
The following requirements must be met if the applicant wishes to dedicate the roadway to ACHD:
• Dedicate a minimum of 50-feet of right-of-way for the road.
• Construct the roadway to the minimum ACHD requirements.
• Construct a stub street to the surrounding parcels.
8. Bridge for Purdam Gulch Drain Crossing
The District will require that the applicant submit the bridge plans for the crossing of the Purdam
Gulch Drain (Internal Local Streets) for review and approval prior to the pre-construction meeting
and final plat approval. Note: all plan submittals for bridges or pipe crossings of irrigation facilities
should be submitted to ACHD for review no later than December 15th for construction in the following
year prior to irrigation season.
9. Tree Planters
Tree Planter Policy: Tree Planter Policy: The District's Tree Planter Policy prohibits all trees in
planters less than 8-feet in width without the installation of root barriers. Class II trees may be
allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed
in planters with a minimum width of 10-feet.
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10. Landscaping
Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD
right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm
drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle
at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height
restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop
signs. Landscape plans are required with the submittal of civil plans and must meet all District
requirements prior to signature of the final plat and/or approval of the civil plans.
11. Other Access
Aviator Street is classified as collector roadway. Other than the access specifically approved with
this application, direct lot access is prohibited to this roadway and should be noted on the final plat.
D. Site Specific Conditions of Approval
1. Remove the existing temporary turnaround and extend Aviator Street into the site as a 36-foot wide
collector street section with vertical curb, gutter, and 5-foot wide detached or 7-foot wide attached
concrete sidewalk.
2. Dedicate additional right-of-way to extend to 2-feet behind the back of sidewalk or reduce the right-
of-way to 2-feet behind the back of curb and provide a permanent right-of-way easement for
detached sidewalks located outside of the dedicate right-of-way on Aviator Street.
3. Construct the internal local streets as 33-foot wide local street sections with curb, gutter, an 8-foot
wide planter strip, and 5-foot wide detached concrete sidewalk within 59-feet of right-of-way, as
proposed.
4. Dedicate additional right-of-way to extend to 2-feet behind the back of sidewalk or reduce the right-
of-way to 2-feet behind the back of curb and provide a permanent right-of-way easement for
detached sidewalks located outside of the right-of-way on all local streets within the site.
5. Construct Santa Fe Drive as 24-foot wide minor local street sections with curb, gutter, and 5-foot
wide attached concrete sidewalk, as proposed. Dedicate right-of-way to extend 2-feet behind the
back of the sidewalks.
6. Provide written approval from the appropriate fire department for the 24-foot street section. Parking
is restricted on both sides of the 24-foot street section. Coordinate a signage program with District
Development Review staff.
7. Construct Duplicate Avenue to intersect Aviator Street 160-feet east of the site's west property line,
as proposed.
8. Construct Stronghold Avenue to intersect Aviator Street 540-feet east of the site's west property
line, as proposed.
9. Continue Aviator Street through the site and stub Aviator Street to the site's east property line
approximately 83-feet north of the site's south property line, as proposed.
10. Terminate Aviator Street in a paved temporary cul-de-sac turnaround with a minimum turning radius
of 50-feet, a temporary easement shall be provided. In the instance where a temporary easement
extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on
the plat as a non-buildable lot until the street is extended.
11. Install a sign at the terminus of the of the stub street stating that, "THIS ROAD WILL BE EXTENDED
IN THE FUTURE."
12. Construct a 25-foot wide private roadway to intersect Stronghold Avenue 152-feet and 341-feet
north of Aviator Street, as proposed.
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13. Install street name and stop signs for the private road/drive aisles.The signs maybe ordered though
the District. Verification of the correct, approved name of the road is required.
14. Submit the bridge plans for the crossing of the Purdam Gulch Drain (Internal Local Streets) for
review and approval prior to the pre-construction meeting and final plat approval.
15. Direct lot access to Aviator Street is prohibited other than access specifically approved with this
application and shall be noted on the final plat.
16. Submit civil plans to ACHD Development Services for review and approval. The impact fee
assessment will not be released until the civil plans are approved by ACHD.
17. Payment of impact fees is due prior to issuance of a building permit.
18. Comply with all Standard Conditions of Approval.
E. Standard Conditions of Approval
1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way
(including all easements).
2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD
right-of-way.
3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non-
compliant pedestrian improvements abutting the site to meet current Americans with Disabilities
Act (ADA) requirements. The applicant's engineer should provide documentation of ADA
compliance to District Development Review staff for review.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number)for details.
5. A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190
in the event any ACHD conduits (spare or filled)are compromised during any phase of construction.
8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards
and approved supplements, Construction Services procedures and all applicable ACHD Standards
unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and
certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
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12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan
and may require additional improvements to the transportation system at that time. Any change in
the planned use of the property which is the subject of this application, shall require the applicant
to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a
waiver/variance of the requirements or other legal relief is granted by the ACHD Commission.
F. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
G. Attachments
1. Vicinity Map
2. Site Plan
3. Utility Coordinating Council
4. Development Process Checklist
5. Appeal Guidelines
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M P P22-0002/ H-2021-0096
VICINITY MAP
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This map is a representation of features on the ground and is not survey-grade
aowrate.ACAD shall not be liable for any inaocuracies thereon-
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MPP22-0002/ H-2021-0096
SITE PLAN
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14 Aviation Subdivision
MPP22-0002/ H-2021-0096
Ada County Utility Coordinating Council
Developer/Local Improvement District
Right of Way Improvements Guideline Request
Purpose: To develop the necessary avenue for proper notification to utilities of local highway and
road improvements, to help the utilities in budgeting and to clarify the already existing process.
1) Notification: Within five (5)working days upon notification of required right of way improvements
by Highway entities, developers shall provide written notification to the affected utility owners and
the Ada County Utility Coordinating Council (UCC). Notification shall include but not be limited to,
project limits, scope of roadway improvements/project, anticipated construction dates, and any
portions critical to the right of way improvements and coordination of utilities.
2) Plan Review: The developer shall provide the highway entities and all utility owners with
preliminary project plans and schedule a plan review conference. Depending on the scale of
utility improvements, a plan review conference may not be necessary, as determined by the utility
owners. Conference notification shall also be sent to the UCC. During the review meeting the
developer shall notify utilities of the status of right of way/easement acquisition necessary for their
project. At the plan review conference each company shall have the right to appeal, adjust and/or
negotiate with the developer on its own behalf. Each utility shall provide the developer with a letter
of review indicating the costs and time required for relocation of its facilities. Said letter of review
is to be provided within thirty calendar days after the date of the plan review conference.
3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary
plans. Utilities may request an updated plan review meeting if revisions are made in the
preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days
after receiving the revisions to review and comment thereon.
4) Final Notification: The developer will provide highway entities, utility owners and the UCC with
final notification of its intent to proceed with right of way improvements and include the anticipated
date work will commence. This notification shall indicate that the work to be performed shall be
pursuant to final approved plans by the highway entity. The developer shall schedule a
preconstruction meeting prior to right of way improvements. Utility relocation activity shall be
completed within the times established during the preconstruction meeting, unless otherwise
agreed upon.
Notification to the Ada County UCC can be sent to:50 S. Cole Rd. Boise 83707, or Visit iducc.com
for e-mail notification information.
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Development Process Checklist
Items Completed to Date:
®Submit a development application to a City or to Ada County
®The City or the County will transmit the development application to ACHD
®The ACHD Planning Review Section will receive the development application to review
®The Planning Review Section will do one of the following:
❑Send a"No Review" letter to the applicant stating that there are no site specific conditions of approval at
this time.
®Write a Staff Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
®Write a Commission Level report analyzing the impacts of the development on the transportation system
and evaluating the proposal for its conformance to District Policy.
Items to be completed by Applicant:
❑For ALL development applications, including those receiving a "No Review" letter:
• The applicant should submit one set of engineered plans directly to ACHD for review by the Development
Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements
required by ACHD,then architectural plans may be submitted for purposes of impact fee assessment.)
• The applicant is required to get a permit from Construction Services(ACHD)for ANY work in the right-of-way,
including, but not limited to,driveway approaches, street improvements and utility cuts.
❑Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Non-Subdivisions)
❑ Driveway or Property Approach(s)
• Submit a "Driveway Approach Request"form to ACHD Construction (for approval by Development Services & Traffic
Services). There is a one week turnaround for this approval.
❑Working in the ACHD Right-of-Way
• Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit
Application"to ACHD Construction—Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you
are placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
❑ Sediment&Erosion Submittal
• At least one week prior to setting up a Pre-Construction Meeting an Erosion &Sediment Control Narrative&Plan, done
by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD
Stormwater Section.
❑ Idaho Power Company
• Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being
scheduled.
❑ Final Approval from Development Services is required prior to scheduling a Pre-Con.
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Request for Appeal of Staff Decision
1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of
the final decision made by the Development Services Manager when it is alleged that the
Development Services Manager did not properly apply this section 7101.6, did not consider all of
the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily
and capriciously in the interpretation or enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary
and Clerk of the District, which must be filed within ten (10)working days from the date of
the decision that is the subject of the appeal. The notice of appeal shall refer to the
decision being appealed, identify the appellant by name, address and telephone number
and state the grounds for the appeal. The grounds shall include a written summary of the
provisions of the policy relevant to the appeal and/or the facts and law relied upon and
shall include a written argument in support of the appeal. The Commission shall not
consider a notice of appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The Development Services Manager shall have ten (10) working days
from the date of the filing of the notice of appeal to reply to the notice of the appeal, and
may during such time meet with the appellant to discuss the matter, and may also consider
and/or modify the decision that is being appealed. A copy of the reply and any
modifications to the decision being appealed will be provided to the appellant prior to the
Commission hearing on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal
will be noticed and scheduled on the Commission agenda at a regular meeting to be held
within thirty (30) days following the delivery to the appellant of the Development Services
Manager's reply to the notice of appeal. A copy of the decision being appealed, the notice
of appeal and the reply shall be delivered to the Commission at least one (1) week prior
to the hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
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